Cash out refinance is being a nightmare ,please advise

[Rosie Small]

I purchased a property with a hard money lender, I own $120,000 the property value ARV is$181,000, the mortgage company will finance under my llc, said that he can do just 70% Ltv because my rental property lease contract is month to month,my interest rate is 5.5%, because my credit score is 714, I have to refinance but. ,.. is this a good offer? Standard in the market?please any advise, suggestion, any lender name,who can help, I have an other 2 refinance deals.